Cap Rate Realty

1259 E Hudson St.
Columbus, OH 43211


Welcome to your new home. This tenant handbook provides important information about your new home and answers frequently asked questions.

As you get settled into your new home, please be sure to provide us with your current phone number and e-mail as soon as possible.

Please remember to have all the utilities put in your name effective the first day of your lease.

AEP 1-800-277-2177            Columbia Gas 1-800-344-4077          Columbus Water 614-645-8276

COMPANY PHONE 1-855-406-4253

RESIDENT E-MAIL for questions:



Tristam- Broker

Brandie -Office Manager

Shaf -Accounting

Hours of operation are M-F 10AM-6PM excluding all major holidays.

PLEASE do not call before or after hours unless you have an emergency. An emergency is a fire, flood, bomb threat, or immediate threat of physical harm.

Emergency Maintenance 
If you have an emergency that cannot wait until the next business day, you can text us at 614-800-5836.  An emergency is a fire, flood, or any dangerous or hazardous situation. You will receive a $50 fine for non-emergency calls after hours.

You can e-mail during all day parts, but e-mails will only be returned during business hours.

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Rent is due on the 1st of each month, and may be mailed or delivered to our PO BOX. Make checks payable to: 

947 E Johnstown Rd. #107

Gahanna, Oh 43230 

Rent may be paid by personal check, money order or cashier's check, or online through your tenant portal. Cash payments can be accepted only through your portal using the "RentMoney" feature. You log your payment, print, or text the receipt, then take it to any local retailer that accepts RentMoney payments. You will find a list in your portal.

 Please note: Postmark date is not considered. For the rent to be considered on time, it must be received on or before the 1st of the month to the required address. 

Remember that late charges are assessed on the 2nd of each month, unless your lease specifically states otherwise.
Please put your name and rental address on your check/money order every time to ensure that you are properly credited with the payment. Be sure checks/money orders are completed with names of payer & payee.

Cap Rate Realty will not be responsible for cash or incomplete money orders.


How we handle non-payment of rent: 3 day notices are normally posted between the 5th-15th

of the month, but can be as early as the 3rd, depending on the owner’s direction. You are charged $25 per posted 3-day notice. This charge is added to your account on the day it is delivered. Formal evictions are turned in to the attorney at the expiration of the 3-day notice. Once filed, we do not retract the eviction until you have paid your rent up in full, including late fees, and a $375.00 lease re-instatement fee.


Please note-We do have a list of agencies on hand that you can apply for aid with. If you are experiencing personal issues and know you will have trouble paying rent, please let us know in advance.

If a maintenance issue should arise, you may complete a maintenance request through your tenant portal, by e-mailing, or calling 1-855-406-4253. When filling out the online service request form be sure to provide the following:

Be specific about the problem and remember to include your name, address and the best number to reach you.

Permission to enter your home. Please submit a time when you will be available to let a vendor or repair person into the property. If you select the "Anytime" option, the management office will enter your unit in your absence.

Tenants are responsible for securing any pets that the vendor may encounter on their visit to the property.

Cap Rate Realty keeps extra keys for each property. During regular business hours, you may come by and purchase a new key for $25. After business hours, keys are not available and you will have to call a locksmithTo avoid getting locked out of your unit, consider the following:

It's a good idea to leave a spare set of keys with a friend/neighbor. However, if you hide the keys and they are discovered, the locks should be changed and it will have to be at your cost.

Be sure to carry all of your door keys (handle and deadbolt) with you. When vendors are authorized to enter a property to make a repair, they are required to secure the premises when they leave. That includes setting the deadbolts or locks whether you set them or not.

Call "24 Hour Locksmith" out of business hours. 614-855-6700.

TRASH: Dispose of all rubbish, garbage, and other waste in a clean, safe and sanitary manner approved by the city of Columbus.

TRASH IN YARDS: There is no to be trash in yard at any time. Any time the landlord, or landlord's agent's clean trash out of the yard at the premises, the tenant shall pay a $25 fine and $5.00 per piece of trash cleaned up. If the rented premise is a multi-family, then each unit shall receive a $10 fine, and the bill for trash shall be divided equally by the number of units in the home/building. Photo(s) shall be provided to all units billed via upload to the tenant portal. Fines/trash bills are to be paid with the next month’s rent. Unpaid fines/bills for yard trash are considered as part of the rent and are considered late rent and all late rent fees apply. Unpaid fines/bills for yard trash fees follow the same schedule for eviction proceedings as rent.

SMOKING: There is to be NO SMOKING in the house at any time. Smoking in the home is cause for immediate eviction.

BLINDS IN WINDOWS: Tenants are to maintain blinds in all windows visible from the outside. Blinds are not to be dirty, or broken. If the landlord becomes aware of broken blinds, he/she shall fine the tenant(s) $25. The tenant(s) shall replace the broken, or dirty, blinds within 7 days. If the blinds are not replaced by the tenant within the 7 days allotted, the landlord shall replace the blinds, and the tenant shall pay the cost of the blinds, plus a $50.00 installation fee. The fines and blind installation charges are to be paid with the following month’s rent. The blinds must be of a like color, shape, and quality of the prior blinds. Unpaid bills for blind replacement are considered as part of the rent and are considered late rent and all late rent fees apply. Unpaid blind replacement fees follow the same schedule for eviction proceedings as rent.

BASEMENTS: The tenants acknowledge that the landlord recommends that tenants do not store items of value in the basement, and that no occupants are to sleep in the basement. As the water table in the Franklin County area is high, the possibility exists for water to seep into all basements on occasion. The landlord does not guarantee the dryness of any basements he/she rents out. If water intrusion should occur, and the tenants suffer any loss of possessions, the loss is covered under the renter's rental insurance policy. The landlord will not be responsible for any losses inside the house for any reason, as tenant rental insurance covers all tenant contents.


PARKING: Tenants are to park only in paved areas. Each tenant over 18 on the lease is eligible for a parking pass. If you have someone living with you that is not on the lease, please let us know. They can apply using the regular application process, and be added to your lease as long as your rent is in good standing and they pass the background check. There will be a $40 application fee and a $250 lease change fee. We do tow cars that are not registered.

SIGNS IN YARDS: The tenants are not to place signage of any type in their windows or yards, including political signs. If the landlord becomes aware of a sign(s) in your yard, he/she shall fine the tenant(s) $25. If the rented premise is a multi-family, then each unit shall receive a $10 fine. All fines are to be paid with the following month’s rent. Fines/sign bills are to be paid with the next month’s rent. Unpaid fines/bills for signs are considered as part of the rent and are considered late rent and all late rent fees apply. Unpaid fines/bills for signs follow the same schedule for eviction proceedings as rent.

Cap Rate Realty may put for rent signs, for sale signs, or we buy houses signs in the yard during tenancy. Tenants are not to remove signs under any circumstances. When mowing, please remove, then return sign to the same location it was removed from.


TREATMENT OF CAP RATE REALTY REPRESENTATIVES: Please treat Cap Rate Realty representatives with dignity and respect. Cap Rate Realty representatives carry both video and audio recording devices during their performance of duties. Recording are used to access Cap Rate Realty representatives' performance and to document interactions between tenants and Cap Rate Realty representatives. Recordings may be used for litigation purposes or for promotional materials. PLEASE NOTE: If tenants become rude, defamatory, curse, or threaten any Cap Rate Realty representative, they representative is authorized to hang up the phone, or leave the premises. Continued abusive behavior by tenants toward Cap Rate Realty representatives is cause for eviction. Continued abusive behavior is considered 3 or more documented instances of abusive behavior.

The following information has been gathered in response to requests from residents looking for guidelines at move-in and move-out times.


CLEANLINESS: The tenant agrees to keep the home in a clean and organized manner. All interior trash is to go in trash cans. All exterior trash is to be kept in exterior trash containers. No food is to be left out to attract bugs and laundry is to be done at regular intervals. Excessive lack of cleanliness is cause for eviction. The following practices are considered excessive lack of cleanliness: leaving dirty dishes or any uncovered food out more than 12 hours; clothes on floors, flying or crawling insects present; drawing on walls; unreported leaks, open animal food, or animal feces present in the home, or not cleaned up in the yard. If, during an inspection, the tenants are found to be in violation of the cleanliness standards, a repeat inspection will be scheduled, in whatever time frame the management company deems suitable.  The inspection charge shall be charged to the tenant and added to the following months' rent charges. Should the tenants not meet cleanliness standards on the second inspection, formal eviction proceeding may be pursed at the discretion of the management company.

All tenants are responsible for cleaning or replacing the furnace filter once a month. Problems caused by failure to clean/replace the filter may be the tenant's responsibility. To care for your furnace and wall heaters please do the following:

Dust can accumulate at furnace vents as well as at fan vents. A small broom brushed across the vent openings will clear away any dust and help the furnace or fan operate efficiently.

Prior to the heating season, please arrange to have Daltons clean your furnace to be sure that it is in good operating condition 614-348-0807. This is a complimentary service. Daltons will bill Cap Rate Realty. Every unit may get one cleaning per year.

PLEASE NOTE: Tenants are expected to try to re-light the pilot light prior to calling for service if the hot water is off. Lighting a pilot light on a furnace or hot water heater is easy. There are many videos on YouTube that will show you how to do it. Then, tenant is to also call and make sure the gas or electric wasn't turned off for non-payment. Then if neither worked, enter a work order in your tenant portal. Maintenance will come out and re-light the pilot, but there will be a $75 service call fee, as this is a maintenance task all tenants are able to perform.

If the power goes out in your unit or house, first check to see if the whole area is without power. If it is out in the area, call them to report the problem to your electric utility.

If the power is only out in your house/unit, check the circuit breaker box. One or more circuits may be tripped and you may see the switches in the off position. If no switch is off turn each switch off then on to reset the circuits. If this doesn't solve the problem, call the utilities company.

PLEASE NOTE: Tenants are expected to try to re-light the pilot light prior to calling for service if the hot water is off. Lighting a pilot light on a furnace or hot water heater is easy. There are many videos on YouTube that will show you how to do it. Then tenant is to also call and make sure the gas or electric wasn't turned off for non-payment. Then if neither worked, enter a work order in your tenant portal. Maintenance will come out and re-light the pilot, but there will be a $75 service call fee.

Please avoid letting food, hair, and excess soap get down the drains.

Clogged drains caused by hair, grease and soap are the tenant's responsibility. Some dishwashers will clog from food left on the dishes when put in the machine. An excellent drain cleaning/clearing solution recipe is:

1 cup salt

1 cup baking soda

1 cup vinegar

Followed by 8 cups boiling water.

We recommend performing this treatment monthly to avoid build-up. Hardware stores carry "hair catchers" to place in sink and tub drains that significantly help keep drains free of hair.

Any clogs in drains / toilets, are the responsibility of the tenant, due to the fact that the need for repair would have been caused by the tenant. Call “Only Drains” at 614-989-2202. We have negotiated rates with them. We pay the bill and add it to your next month’s rent. Please remember, that by the time you have bought drano a few times, try to snake it yourself, then haven’t showered for a week, it would have been a lot easier and faster to just put the work order in, or call Only Drains. It’s usually $108.00 and they get there within 48 hours.

Be sure to always run water while the disposal is operating to avoid damage to the unit. Let the water run long enough to grind all the material in the disposal. Then let the water run for 10-15 seconds after turning off the disposal. Learn to recognize the sound the machine makes when completely free of garbage.

Disposals are designed to grind up organic items only. Exceptions include: banana peels, artichoke leaves, celery stalks, flower stems, coffee grounds, bones, or any item that is particularly tough. Never put paper, plastic, glass, aluminum foil or grease in the disposal.

Always be sure to check the power switch (usually under the sink), try the reset button (somewhere on the machine), and remove all contents before calling for maintenance. Problems with the garbage disposal are the tenant's responsibility.

Keep coils on refrigerators (especially sub-zeros) free of dust. Coils need free air flowing around them to operate efficiently. Failure to keep coils clean may cause the appliance motor to burn out. The replacement of a burned-out motor due to dirty coils is the tenant's responsibility. Some refrigerators have drip pans under them. If not kept clean, the pans can start to develop a strong odor. Please take the time to get acquainted with the appliances in your unit.

Please burn only hardwoods in the fireplaces and woodstoves to minimize to buildup of creosote, etc. in the chimney. Creosote build-up is a fire hazard. Be sure a fireplace screen is in place when a fire is burning to prevent hot ashes from burning the floor or floor coverings.

The easiest way to clean oven racks and pans is to put them in a heavy-duty garbage bag (do this outdoors), add 2 cups of ammonia and seal the bag. Let it sit for a couple of hours, then carefully open the bag (without inhaling the strong odor). Remove racks & pans and the grease will wipe off with very little effort.

Never use abrasives on brass or gold fixtures. It is best to wipe fixtures clean after each use. If brass needs to be polished, please use a product specifically designed for use on brass. Many homes and apartments have low-flow toilets. We strongly recommend that you keep a plunger nearby. Low-flow toilets tend to clog or back up if too much paper, etc. is flushed. Tenants must be prepared to plunge the toilet to clear clogs and avoid damage from over-flows. We do not cover clogged toilets or drains, as it's the tenant's grease, hair, etc. causing the issue. Call Drain's Only to repair, 614-989-2202. We have negotiated rates with them. You will pay the contractor at the time of service.

Tenants must take care to avoid water damage caused by allowing water to sit on counters and floors. Care must be taken to ensure that shower curtains are inside the tub, and that shower doors (the doors or curtain IN the shower) are completely closed when taking a shower. Water on tile floors can seep through the grout and cause dry rot on the floorboards below. Water can also seep around the edges of linoleum and damage the flooring below. We recommend putting a mat, towel or rug on the floor to step on when exiting the tub or shower. Water can easily be splashed into the space behind the faucet in the kitchen or bath and damage the counter surface. Please be sure to keep these areas dry to prevent damage. We expect all tenants to keep under sink mats under all faucets. You can buy them on Amazon. Example

It is imperative that dirt and debris regularly be cleaned out of sliding door tracks. Rolling over dirt, leaves and pine needles that frequently accumulate in the tracks can damage the wheels on sliding doors, especially the heavy glass sliders. Please make it part of your cleaning routine to clear the tracks. Please do not use oil or WD40 to lubricate slider doors or screens. They only attract dirt and gum up the wheel mechanisms. In order to retard the growth of mold in the tracks and at the bottom of shower doors, keep the tracks clean. Use an old toothbrush and do a regular monthly cleaning, it's much easier than doing one major cleaning at move-out time!

Bleach is the best product for removing mold that forms around the edges of showers, tubs, on tile walls, around metal windows, and anywhere there is moisture. The easiest way to remove mold is to cut paper towels in half and fold them into one-inch strips. Dip each strip into the bleach bottle and hold your finger against it as you draw it out. Lay the bleach-soaked strips directly on the mold and leave them there for several hours. It works like magic. Remember to use rubber gloves, and air out affected rooms.

Please note: Bleach will cause things to loose color. Only use it on products that are white.

Be sure drip pans are kept under all plants. Water run-off will stain or damage most surfaces.

To avoid costly damage from nicks and cuts in counter tops, please use a cutting board at all times. Tenants will be responsible for any damages to kitchen counters during move out.

To clean ceramic tiles and molded fixtures tiles follow these instructions:

Dilute 1 part white vinegar in 5 parts water

Never use scrubbing cleansers like Comet or AJAX on molded fixtures, as these products will permanently scratch the surfaces

Use a soft sponge and apply the solution to the molded areas

When cleaning mini blinds, don't soak them - the finish may bubble and peel. Spray them with a mild soap & water solution and wipe them. You can buy a spray cleaner which is inexpensive and easy to use, making cleaning a breeze. Weekly dusting or wiping can save a lot of work later. We drive by all houses a minimum of once a month. If you have broken blinds, you will be issued a $25 fine and you will have 7 days to replace the broken blind. If you fail to do so maintenance will come replace the offending blind for the cost of the blind and a $50 installation fee, for which you will be billed.

Tenants are responsible for keeping fresh batteries in smoke detectors. We recommend changing batteries twice a year, unless you have been issued a 10-year detector. Please test once a month. Notify the landlord or property manager within 24 hours of testing if defect is found.

If you have planters or pots, please put raised trays under them so that they are off the deck a few inches. This will to allow air to flow beneath the pot, and to prevent water run-off from rotting the deck.

Never use a mop or oil for cleaning hardwood floors. Use a soft cloth to avoid scratching the surface. It is best to sweep and dust regularly to avoid buildup of dirt. We recommend cleaning your hardwood floors in your home with a small amount of vinegar in water. We encourage the use of throw rugs in front of the sink and the stove to protect these areas from water and grease. Either use Bona wood floor cleaner or ¼ cup white vinegar per 1 gallon of water. DO NOT use the following products on wood floors: wax, acrylic, Murphy's Oil Soap, or any other products not approved in the previous statement

Marble is a porous material. Be careful that water run-off from plants is not left standing on the surface since it will permanently stain the marble. Never use any acidic or abrasive cleaning products including vinegar. It is best to use warm water and a sponge with a small amount of dishwashing liquid such as Dawn or Joy.